(a)

Purpose.

(1)

The medical arts district provides for and encourages the development and operation of hospitals, clinics, medical offices and wellness/fitness facilities. Accessory complementary specialty retail businesses, and food service are permitted to serve the users, visitors and employees of the development standards may be clustered and spread across all or portions of the medical/wellness campus, regardless of intervening streets. The medical arts district should encourage the development of diverse urban infill medical projects that also include open space areas and public gathering places. The increased building density permitted by this medical arts district contrasted with other zoning districts is balanced by the provision of health care that is important to the community at large. Each building use project shall incorporate designs and architecture that enhances the surrounding area and which encourages traditionally designed, pedestrian friendly neighborhoods.

(b)

Application.

(1)

The medical arts (MA) zoning district is appropriate for and limited to the land area of the Winter Park Hospital and the adjacent vicinity where medical, wellness and associated businesses exist and are encouraged to further develop, as depicted and limited to the boundaries in Figure 1-14a of the future land use element of the comprehensive plan. Medical arts (MA) zoning is only permitted within the medical arts future land use designation. Medical arts (MA) zoning shall not be permitted in the central business district or Hannibal Square Neighborhood Commercial District. Medical arts district zoning shall not be utilized or applicable unless at least 80 percent of the floor space within the building is devoted to medical or wellness related business.

(2)

Application for medical arts zoning in concert with or separate from application for medical arts future land use designation in the comprehensive plan shall in accordance with section 58-89 and shall be made with a conceptual development plan showing existing and proposed development and any other improvements contemplated such as roadways. Such prospective or conceptual development plan is intended to provide some generalized information on the location, proposed use and size of future buildings, as may be known by the applicant at the time of application.

(c)

Permitted uses.

(1)

Hospitals; (but not animal hospitals or veterinary clinics) and the following associated uses:

a.

Medical offices, such as those of medical doctors, physical therapists, state licensed massage therapists, and dentists;

b.

Medical and dental laboratories;

c.

Wellness and fitness facilities related to physical therapy facilities;

d.

Nursing homes or health rehabilitation facilities but not including assisted living or memory care facilities;

e.

Off-street parking lots and parking garages to serve the permitted and accessory uses.

(d)

Accessory uses permitted. The location of the following accessory and ancillary uses within structures is permitted in this district. These uses must be located within the primary office structure (not within a separate structure) and must be primarily for the use and convenience of occupants and users of the building. These uses shall not have separate public entrances to the outdoors nor separate outdoor advertising signs or any other advertising signs which encourage use by the general public.

(1)

Restaurant or cafeteria;

(2)

Card and gift shop, florist, or bank/credit union.

(3)

Pharmacy store within a medical office building which sells prescription and nonprescription drugs, medicines and medically related equipment only.

(e)

Conditional uses. The following uses may be permitted as conditional uses following review by the planning and zoning board and approval by the city commission in accordance with the provisions of this article. See section 58-90, conditional uses.

(1)

Drive-in components of any business;

(2)

Buildings over 10,000 square feet, any addition over 500 square feet to an existing building over 10,000 square feet or additions over 500 square feet to existing buildings that result in a building over 10,000 square feet in size.

(3)

Assisted living or memory care facilities.

(f)

Minimum building site. The minimum building site size shall be no less than two acres and the site shall have a minimum frontage of 100 feet on a publicly dedicated right-of-way.

(g)

Development standards.

(1)

Any building constructed within this district shall adhere to the following minimum required setbacks for front, rear and side yards, as set forth in the office (O-1) zoning district.

(2)

The maximum floor area ratio shall be 100 percent. The floor area ratio shall include the floor area of any attached or detached above grade private parking garage. The permitted floor area ratio may be calculated on a campus wide or area wide collective basis of the properties in the same common ownership and MD zoning without respect to intervening streets so that the average of the private land areas in the respective blocks do not collectively exceed the permitted 100 percent floor area ratio even though that number may be exceeded in one or more portions of the overall campus or site area.

(3)

The maximum floor area ratios outlined above are not an entitlement and are not achievable in all situations. Many factors may limit the achievable floor area ratio including limitations imposed by the maximum height map, concurrency management/level of service standards, physical limitations imposed by property dimensions and natural features as well as compliance with applicable Code requirements such as, but not limited to, parking and internal circulation, setbacks, landscaping requirements, impervious lot coverage, design standards and on-site and off-site improvements and design amenities required to achieve land use compatibility.

(4)

Building heights shall not exceed the height limits imposed by the maximum height map. For those properties shown with a two story maximum, the maximum building height shall be 30 feet; for those properties shown with a three story maximum height, the maximum building height shall be 42½ feet. For those properties shown with a four story maximum height, the maximum building height shall be 55 feet; for those properties shown with a five story maximum height, the maximum building height shall be 65 feet. Unless specifically approved by the city commission, as a conditional use, buildings developed with less than the maximum building stories shall conform to the height for the applicable stories. Parking garage levels shall be counted as stories for each level except for any basement level or the open roof level.

(5)

Parapet walls or mansard roofs functioning as parapet walls may be added to the permitted building height but in no case shall extend more than five feet above the height limits in this subsection. Mechanical penthouses, mechanical and air conditioning equipment, elevator/stair towers and related non-occupied structures may be permitted to extend up to ten feet above the height limits in this subsection. Architectural appendages, embellishments and other architectural features may be permitted to exceed the roof heights specified in this section, on a limited basis, encompassing no more than 30 percent of the building roof length and area, up to eight feet of additional height, upon approval of the city commission, based on a finding that said features are compatible with adjacent projects.

(6)

For properties not shown on the maximum height map, located on a property or a campus adjacent to four lane roadways, the maximum height shall not exceed 55 feet, or the maximum height shall not exceed 42½ feet for properties located adjacent to two lane roadways. For corner properties adjacent to both four lane and two lane roadways, the maximum height shall be 55 feet.

(7)

Development shall not exceed 85 percent impervious coverage in this district.

(8)

Whenever the rear or side property lines within this district share a common property line with parcels zoned residential, either a solid wall or vinyl fence shall be provided along the entire common line. The wall or fence shall be six feet in height; except that such wall or fence shall be only three feet in height from the front setback line of the adjoining parcel to the front property line of the adjoining parcel.

(9)

Parking garages constructed within the district shall be constructed and maintained in strict conformance with the parking garage design guidelines, as detailed in section 58-84 and as may be adopted and amended by resolution of the city commission.

(10)

Other Code sections related to development that should be referenced include but are not limited to off-street parking regulations, maximum height map, general provisions, definitions, sign regulations (article IV), environmental protection (article V) (this section includes division 1 storm water, division 6 tree preservation, division 8 landscape regulations, division 9 irrigation regulations and division ten exterior lighting), subdivision regulations (article VI), historic preservation (article VIII) and concurrency management regulations (article II).

(Ord. No. 3110-18, § 1(Exh. A), 6-11-18)